Ranked list · as of September 11, 2026
Best 2 BHK flats in Marathahalli / Kundalahalli / Varthur
57 RERA-registered 2 BHK flats in Marathahalli / Kundalahalli / Varthur, ranked by investment score, not by advertising. Every project links to its full analysis, cost sheet and due-diligence report.
Straight answer · as of September 11, 2026
Top pick: Evergreen @ Prestige Raintree Park by Prestige
Evergreen @ Prestige Raintree Park in Marathahalli / Kundalahalli / Varthur scores 81/100 with projected price growth of 11.1% a year, net-wealth CAGR 7.1% and cash-flow IRR 11.7%; the 2 BHK costs about ₹1.19 Cr (price modelled from comparables). Across all 57 2 BHK flats in Marathahalli / Kundalahalli / Varthur the median score is 58, median growth 9.0% a year, median price ₹11,650 per sq ft and median ticket ₹1.21 Cr; 28 are ready to move in.
Projects
57
28 ready · 29 under construction
Median score
58
50 = Bengaluru average
Median growth / yr
9.0%
5-yr projection
Median price
₹1.21 Cr
2 BHK
Top 6
Evergreen @ Prestige Raintree Park
Prestige · Marathahalli / Kundalahalli / Varthur
Price growth / yr11.1%
Net-wealth CAGR7.1%
Cash-flow IRR11.7%
Under construction · Jun 20301 BHK₹68.4 L · ₹11,300 psf est.
Prestige Somerville
Prestige · Marathahalli / Kundalahalli / Varthur
Price growth / yr10.4%
Net-wealth CAGR6.1%
Cash-flow IRR9.0%
Under construction · Dec 20272 BHK₹1.27 Cr · ₹11,300 psf est.
Sumadhura Edition Phase-II
Sumadhura · Marathahalli / Kundalahalli / Varthur
Price growth / yr10.4%
Net-wealth CAGR6.6%
Cash-flow IRR11.0%
Under construction · Dec 20292 BHK₹98.3 L · ₹11,300 psf est.
Prestige Green Gables
Prestige · Marathahalli / Kundalahalli / Varthur
Price growth / yr8.8%
Net-wealth CAGR6.0%
Cash-flow IRR7.6%
Ready1 BHK₹73.2 L · ₹12,000 psf est.
The Residences at Brigade Tech Gardens
Brigade Group · Marathahalli / Kundalahalli / Varthur
Price growth / yr8.8%
Net-wealth CAGR5.3%
Cash-flow IRR6.9%
Ready1 BHK₹1.43 Cr · ₹12,000 psf est.
Maithri Springwoods
Maithri Developers · Marathahalli / Kundalahalli / Varthur
Price growth / yr10.4%
Net-wealth CAGR6.0%
Cash-flow IRR10.9%
Under construction · Jul 20312 BHK₹90.8 L · ₹8,650 psf est.
All 57, ranked
| Project | Score | Growth / yr | Net-wealth CAGR | Cash-flow IRR | Price / sq ft | Price | Status |
|---|---|---|---|---|---|---|---|
| Evergreen @ Prestige Raintree Park Prestige · Marathahalli / Kundalahalli / Varthur | 81 | 11.1% | 7.1% | 11.7% | ₹11,300 est. | ₹1.19 Cr 2 BHK | Under construction Jun 2030 |
| Prestige Somerville Prestige · Marathahalli / Kundalahalli / Varthur | 76 | 10.4% | 6.1% | 9.0% | ₹11,300 est. | ₹1.27 Cr 2 BHK | Under construction Dec 2027 |
| Sumadhura Edition Phase-II Sumadhura · Marathahalli / Kundalahalli / Varthur | 74 | 10.4% | 6.6% | 11.0% | ₹11,300 est. | ₹98.3 L 2 BHK | Under construction Dec 2029 |
| Prestige Green Gables Prestige · Marathahalli / Kundalahalli / Varthur | 68 | 8.8% | 6.0% | 7.6% | ₹12,000 est. | ₹1.30 Cr 2 BHK | Ready |
| The Residences at Brigade Tech Gardens Brigade Group · Marathahalli / Kundalahalli / Varthur | 67 | 8.8% | 5.3% | 6.9% | ₹12,000 est. | ₹1.60 Cr 2 BHK | Ready |
| Maithri Springwoods Maithri Developers · Marathahalli / Kundalahalli / Varthur | 66 | 10.4% | 6.0% | 10.9% | ₹8,650 est. | ₹90.8 L 2 BHK | Under construction Jul 2031 |
| Prestige Lavender Fields Prestige · Marathahalli / Kundalahalli / Varthur | 66 | 9.3% | 5.1% | 7.1% | ₹11,650 est. | ₹1.12 Cr 2 BHK | Under construction May 2027 |
| Sumadhura Edition Phase-I Sumadhura · Marathahalli / Kundalahalli / Varthur | 64 | 10.1% | 6.1% | 10.3% | ₹11,300 est. | ₹1.26 Cr 2 BHK | Under construction Dec 2029 |
| Sobha Dream Acres - Palm Springs Phase 17 Wing 54 Sobha · Marathahalli / Kundalahalli / Varthur | 63 | 8.8% | 5.5% | 7.1% | ₹12,000 est. | ₹1.21 Cr 2 BHK | Ready |
| Sobha Dream Acres - Palm Springs Phase 14 Wing 53 Sobha · Marathahalli / Kundalahalli / Varthur | 63 | 8.8% | 5.5% | 7.1% | ₹12,000 est. | ₹1.21 Cr 2 BHK | Ready |
| Sobha Dream Acres - Palm Springs Phase 13 Wing 52 Sobha · Marathahalli / Kundalahalli / Varthur | 63 | 8.8% | 5.5% | 7.1% | ₹12,000 est. | ₹1.21 Cr 2 BHK | Ready |
| Sobha Dream Acres - Palm Springs Phase 12 Wing 48 and 49 Sobha · Marathahalli / Kundalahalli / Varthur | 63 | 8.8% | 5.5% | 7.1% | ₹12,000 est. | ₹1.21 Cr 2 BHK | Ready |
| Sobha Dream Acres - Rain Forest Phase 3 Wing 5 and 6 Sobha · Marathahalli / Kundalahalli / Varthur | 62 | 8.8% | 5.5% | 7.1% | ₹12,000 est. | ₹1.21 Cr 2 BHK | Ready |
| Orchid Bloomsberry Goyal & Co · Marathahalli / Kundalahalli / Varthur | 62 | 9.2% | 4.9% | 7.3% | ₹11,650 est. | ₹1.30 Cr 2 BHK | Under construction Mar 2028 |
| Sobha Sentosa Phase 4 Wing 1 and 2 Sobha · Marathahalli / Kundalahalli / Varthur | 62 | 9.1% | 5.4% | 7.0% | ₹12,000 est. | ₹1.79 Cr 2 BHK | Ready |
| Sobha Dream Acres - Palm Springs Phase 11 Wing 47 Sobha · Marathahalli / Kundalahalli / Varthur | 62 | 8.8% | 5.5% | 7.1% | ₹12,000 est. | ₹1.22 Cr 2 BHK | Ready |
| Sobha Dream Acres - Tropical Greens Phase 9 Wing 45 Sobha · Marathahalli / Kundalahalli / Varthur | 62 | 8.8% | 5.3% | 6.9% | ₹12,000 est. | ₹1.46 Cr 2 BHK | Ready |
| Sobha Dream Acres - Tropical Greens Phase 20 Wing 18 Sobha · Marathahalli / Kundalahalli / Varthur | 62 | 8.8% | 5.5% | 7.1% | ₹12,000 est. | ₹1.19 Cr 2 BHK | Ready |
| Sobha Dream Acres - Tropical Greens Phase 19 Wings 19 and 20 Sobha · Marathahalli / Kundalahalli / Varthur | 62 | 8.8% | 5.5% | 7.1% | ₹12,000 est. | ₹1.19 Cr 2 BHK | Ready |
| Spectra Parijatha Spectra Constructions · Marathahalli / Kundalahalli / Varthur | 61 | 9.3% | 4.5% | 6.7% | ₹8,900 est. | ₹1.13 Cr 2 BHK | Under construction Aug 2028 |
| Sobha Dream Acres - Tropical Greens Phase 18 Wing 39 and 40 Sobha · Marathahalli / Kundalahalli / Varthur | 61 | 8.8% | 5.3% | 7.0% | ₹12,000 est. | ₹1.46 Cr 2 BHK | Ready |
| Sobha Dream Acres - Rain Forest Phase 5 Wing 16 Sobha · Marathahalli / Kundalahalli / Varthur | 61 | 8.8% | 5.3% | 6.9% | ₹12,000 est. | ₹1.46 Cr 2 BHK | Ready |
| Sobha Sentosa Phase 3 Wing 3 and 4 Sobha · Marathahalli / Kundalahalli / Varthur | 61 | 9.0% | 5.7% | 7.3% | ₹12,000 est. | ₹1.18 Cr 2 BHK | Ready |
| Sobha Dream Acres - Rain Forest Phase 2 Wing 3 and 4 Sobha · Marathahalli / Kundalahalli / Varthur | 61 | 8.8% | 5.5% | 7.1% | ₹12,000 est. | ₹1.21 Cr 2 BHK | Ready |
| Sobha Dream Acres - Tropical Greens Phase 10 Wing 46 Sobha · Marathahalli / Kundalahalli / Varthur | 60 | 8.8% | 5.3% | 6.9% | ₹12,000 est. | ₹1.46 Cr 2 BHK | Ready |
| Sobha Sentosa Phase 1 Wing 7 Sobha · Marathahalli / Kundalahalli / Varthur | 59 | 8.8% | 5.1% | 6.7% | ₹12,000 est. | ₹2.00 Cr 2 BHK | Ready |
| Sobha Sentosa Phase 2 Wing 5 and 6 Sobha · Marathahalli / Kundalahalli / Varthur | 59 | 8.9% | 5.2% | 6.8% | ₹12,000 est. | ₹1.86 Cr 2 BHK | Ready |
| Vaswani Menlo Park Vaswani · Marathahalli / Kundalahalli / Varthur | 58 | 8.8% | 5.2% | 6.8% | ₹12,000 est. | ₹1.80 Cr 2 BHK | Ready |
| Vaishnavi Harmony Affinity Projects · Marathahalli / Kundalahalli / Varthur | 58 | 8.9% | 4.6% | 6.8% | ₹8,900 est. | ₹1.09 Cr 2 BHK | Under construction Dec 2027 |
| Affinity Harmony Affinity Projects · Marathahalli / Kundalahalli / Varthur | 58 | 8.8% | 5.1% | 6.6% | ₹9,200 est. | ₹1.76 Cr 2 BHK | Ready |
| Sobha Dream Acres - Tropical Greens Phase 8 Wing 43 and 44 Sobha · Marathahalli / Kundalahalli / Varthur | 57 | 8.8% | 5.3% | 7.0% | ₹12,000 est. | ₹1.46 Cr 2 BHK | Ready |
| Sobha Dream Acres - Tropical Greens Phase 7 Wing 42 Sobha · Marathahalli / Kundalahalli / Varthur | 57 | 10.5% | 5.6% | 7.2% | ₹11,300 est. | ₹1.37 Cr 2 BHK | Under construction Jan 2021 |
| Sobha Dream Acres - Oasis Phase 27 Wing 55, 56, 57 and 58 Sobha · Marathahalli / Kundalahalli / Varthur | 57 | 8.8% | 5.5% | 7.1% | ₹12,000 est. | ₹1.21 Cr 2 BHK | Ready |
| Adithya Lujoso Adithya Constructions · Marathahalli / Kundalahalli / Varthur | 57 | 8.8% | 5.6% | 7.1% | ₹9,200 est. | ₹1.03 Cr 2 BHK | Ready |
| Sobha Dream Acres - Tropical Greens Phase 22 Wing 23 and 24 Sobha · Marathahalli / Kundalahalli / Varthur | 57 | 8.8% | 5.5% | 7.1% | ₹12,000 est. | ₹1.19 Cr 2 BHK | Ready |
| Sobha Dream Acres - Tropical Greens Phase 21 Wing 21 and 22 Sobha · Marathahalli / Kundalahalli / Varthur | 57 | 8.8% | 5.5% | 7.1% | ₹12,000 est. | ₹1.19 Cr 2 BHK | Ready |
| Sobha Dream Acres - Rain forest Phase 1 Wing 1 and 2 Sobha · Marathahalli / Kundalahalli / Varthur | 56 | 9.6% | 4.9% | 6.4% | ₹11,650 est. | ₹1.18 Cr 2 BHK | Under construction Nov 2019 |
| Adithya Esquina Adithya Constructions · Marathahalli / Kundalahalli / Varthur | 56 | 8.8% | 5.5% | 7.0% | ₹9,200 est. | ₹1.09 Cr 2 BHK | Ready |
| Ds Max Skysampurn DS-MAX · Marathahalli / Kundalahalli / Varthur | 56 | 10.4% | 6.2% | 11.1% | ₹8,650 est. | ₹83.0 L 2 BHK | Under construction Jun 2031 |
| Sobha Dream Acres - Rain forest Phase 15 Wing 17 Sobha · Marathahalli / Kundalahalli / Varthur | 56 | 9.6% | 4.8% | 6.2% | ₹11,650 est. | ₹1.43 Cr 2 BHK | Under construction Nov 2019 |
| Brigade Padmini Tech Valley - Cloud Brigade Group · Marathahalli / Kundalahalli / Varthur | 55 | 9.0% | 3.6% | 4.8% | ₹11,650 est. | ₹11.96 Cr 2 BHK | Under construction Jun 2024 |
| Sobha Dream Acres - Tropical Greens Phase 6 Wing 41 Sobha · Marathahalli / Kundalahalli / Varthur | 55 | 9.9% | 5.0% | 6.5% | ₹11,650 est. | ₹1.42 Cr 2 BHK | Under construction Nov 2020 |
| Prestige Featherlite Tech Hub Prestige · Marathahalli / Kundalahalli / Varthur | 54 | 9.2% | 3.9% | 5.1% | ₹11,300 est. | ₹3.36 Cr 2 BHK | Under construction Sep 2025 |
| Adithya Valioso Adithya Constructions · Marathahalli / Kundalahalli / Varthur | 54 | 8.9% | 4.7% | 6.9% | ₹8,900 est. | ₹98.3 L 2 BHK | Under construction Dec 2027 |
| Elysium at Brigade Cornerstone Utopia Brigade Group · Marathahalli / Kundalahalli / Varthur | 53 | 8.8% | 4.8% | 6.3% | ₹12,000 est. | ₹3.02 Cr 2 BHK | Ready |
| Dsr Vertex And Apex DSR Infrastructure · Marathahalli / Kundalahalli / Varthur | 50 | 9.2% | 4.5% | 5.7% | ₹8,650 est. | ₹1.02 Cr 2 BHK | Under construction Dec 2023 |
| Sobha Dream Acres - Palm Springs Phase 16 Wing 50 Sobha · Marathahalli / Kundalahalli / Varthur | 50 | 9.2% | 4.6% | 5.9% | ₹11,300 est. | ₹1.15 Cr 2 BHK | Under construction Mar 2023 |
| Sobha Dream Acres - Tropical Greens Phase 23 Wing 25, 26, 27 and 28 Sobha · Marathahalli / Kundalahalli / Varthur | 50 | 9.2% | 4.6% | 6.0% | ₹11,300 est. | ₹1.12 Cr 2 BHK | Under construction Sep 2024 |
| Spectra Raaya Spectra Constructions · Marathahalli / Kundalahalli / Varthur | 49 | 9.2% | 4.3% | 5.4% | ₹8,650 est. | ₹1.28 Cr 2 BHK | Under construction Mar 2025 |
| Sobha Dream Acres - Tropical Greens Phase 26 Wing 35, 36, 37 and 38 Sobha · Marathahalli / Kundalahalli / Varthur | 48 | 9.2% | 4.5% | 5.8% | ₹11,300 est. | ₹1.36 Cr 2 BHK | Under construction Sep 2024 |
| Sobha Dream Acres - Tropical Greens Phase 24 Wing 29 and 30 Sobha · Marathahalli / Kundalahalli / Varthur | 48 | 9.2% | 4.6% | 6.0% | ₹11,300 est. | ₹1.12 Cr 2 BHK | Under construction Mar 2025 |
| Ashish Mnrst Apartment Aashish Developers · Marathahalli / Kundalahalli / Varthur | 47 | 9.2% | 4.8% | 6.0% | ₹8,650 est. | ₹79.1 L 2 BHK | Under construction Dec 2024 |
| Ashish A N Reddy Apartment Aashish Developers · Marathahalli / Kundalahalli / Varthur | 47 | 9.2% | 4.6% | 5.8% | ₹8,650 est. | ₹95.6 L 2 BHK | Under construction Sep 2023 |
| Sj Trillium SJ Constructions · Marathahalli / Kundalahalli / Varthur | 47 | 9.2% | 4.7% | 5.9% | ₹8,650 est. | ₹83.9 L 2 BHK | Under construction Jul 2022 |
| Sobha Dream Acres - Tropical Greens Phase 25 Wing 32, 33 and 34 Sobha · Marathahalli / Kundalahalli / Varthur | 46 | 9.2% | 4.5% | 5.8% | ₹11,300 est. | ₹1.35 Cr 2 BHK | Under construction Mar 2025 |
| Maitree Sprint Maitree Developers · Marathahalli / Kundalahalli / Varthur | 45 | 9.2% | 4.6% | 5.8% | ₹8,650 est. | ₹90.8 L 2 BHK | Under construction Feb 2024 |
| Adithya Rica Adithya Constructions · Marathahalli / Kundalahalli / Varthur | 45 | 9.2% | 4.6% | 5.8% | ₹8,650 est. | ₹89.5 L 2 BHK | Under construction Dec 2025 |
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Scores and projections are model outputs built from dated public evidence (Karnataka RERA filings, promoter quarterly updates, complaint registers, public ratings) and stated assumptions. They are research, not investment advice. How the numbers are built.